@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;0,600;0,700;1,500&family=Inter:wght@300;400;500;600;700&display=swap');

:root{
  --crimson:#9B1B1B;
  --crimson-dark:#7a1414;
  --ink:#1a1a1a;
  --charcoal:#2b2b2b;
  --cream:#faf8f5;
  --sand:#f1ece6;
  --line:#e4ddd4;
  --muted:#6b6259;
  --white:#ffffff;
  --max:1140px;
  --serif:'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --sans:'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', Roboto, Helvetica, Arial, sans-serif;
}

*{box-sizing:border-box;margin:0;padding:0;}
html{scroll-behavior:smooth;}
body{font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.65;-webkit-font-smoothing:antialiased;}
h1,h2,h3,h4{font-family:var(--serif);font-weight:600;line-height:1.15;letter-spacing:.5px;}
a{color:inherit;text-decoration:none;}
img{max-width:100%;display:block;}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px;}
.crimson{color:var(--crimson);}
.center{text-align:center;}

/* ---------- Buttons ---------- */
.btn{display:inline-block;padding:14px 30px;border-radius:2px;font-family:var(--sans);
  font-weight:600;font-size:.82rem;letter-spacing:1.2px;text-transform:uppercase;
  transition:.25s ease;cursor:pointer;border:1.5px solid var(--crimson);}
.btn-primary{background:var(--crimson);color:#fff;}
.btn-primary:hover{background:var(--crimson-dark);border-color:var(--crimson-dark);}
.btn-ghost{background:transparent;color:var(--crimson);}
.btn-ghost:hover{background:var(--crimson);color:#fff;}
.btn-light{border-color:#fff;color:#fff;background:transparent;}
.btn-light:hover{background:#fff;color:var(--ink);}

/* ---------- Header / Nav ---------- */
header.site{position:sticky;top:0;z-index:50;background:rgba(250,248,245,.95);
  backdrop-filter:blur(8px);border-bottom:1px solid var(--line);}
.nav{display:flex;align-items:center;justify-content:space-between;height:74px;}
.brand{display:flex;align-items:center;gap:12px;}
.brand img{height:48px;width:auto;}
.brand .bname{font-family:var(--serif);font-size:1.15rem;font-weight:700;letter-spacing:1.5px;
  text-transform:uppercase;line-height:1;}
.brand .bname small{display:block;font-family:var(--sans);font-size:.58rem;letter-spacing:3px;
  color:var(--crimson);font-weight:600;margin-top:3px;}
nav.links{display:flex;gap:30px;align-items:center;}
nav.links a{font-size:.78rem;letter-spacing:1px;text-transform:uppercase;font-weight:500;color:var(--charcoal);
  transition:color .2s;}
nav.links a:hover{color:var(--crimson);}
.nav-cta{padding:10px 20px;font-size:.72rem;}
.menu-btn{display:none;background:none;border:none;font-size:1.6rem;color:var(--ink);cursor:pointer;}

/* ---------- Hero ---------- */
.hero{position:relative;background:
    linear-gradient(rgba(20,16,14,.62),rgba(20,16,14,.72)),
    url('https://images.unsplash.com/photo-1564013799919-ab600027ffc6?auto=format&fit=crop&w=1600&q=80') center/cover;
  color:#fff;text-align:center;padding:140px 24px 150px;}
.hero .eyebrow{font-size:.8rem;letter-spacing:4px;text-transform:uppercase;color:#e9c9c9;margin-bottom:22px;font-weight:600;}
.hero h1{font-size:clamp(2.6rem,6vw,4.6rem);font-weight:600;max-width:14ch;margin:0 auto 22px;}
.hero p{font-size:1.12rem;max-width:60ch;margin:0 auto 38px;color:#f3ede7;font-weight:300;}
.hero .actions{display:flex;gap:16px;justify-content:center;flex-wrap:wrap;}
.tagline-strip{background:var(--ink);color:#fff;text-align:center;padding:16px;
  font-family:var(--serif);font-style:italic;font-size:1.25rem;letter-spacing:.5px;}

/* Page hero (interior pages) */
.page-hero{background:
    linear-gradient(rgba(122,20,20,.92),rgba(122,20,20,.92)),
    url('https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=1600&q=80') center/cover;
  color:#fff;text-align:center;padding:120px 24px 110px;}
.page-hero .eyebrow{font-size:.8rem;letter-spacing:4px;text-transform:uppercase;color:#f3c9c9;margin-bottom:18px;font-weight:600;}
.page-hero h1{font-size:clamp(2.4rem,5vw,3.8rem);max-width:18ch;margin:0 auto 18px;}
.page-hero p{font-size:1.1rem;max-width:58ch;margin:0 auto;color:#f6e7e7;font-weight:300;}

/* ---------- Sections ---------- */
section{padding:90px 0;}
.sec-head{text-align:center;max-width:62ch;margin:0 auto 56px;}
.sec-head .kicker{font-size:.78rem;letter-spacing:3px;text-transform:uppercase;color:var(--crimson);
  font-weight:600;margin-bottom:14px;}
.sec-head h2{font-size:clamp(2rem,4vw,2.9rem);margin-bottom:18px;}
.sec-head p{color:var(--muted);font-size:1.05rem;}
.divider{width:54px;height:3px;background:var(--crimson);margin:0 auto 22px;}
.kicker-inline{font-size:.78rem;letter-spacing:3px;text-transform:uppercase;color:var(--crimson);font-weight:600;margin-bottom:12px;}

/* About */
.about{background:var(--white);}
.about-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:60px;align-items:center;}
.about-grid img{border-radius:3px;box-shadow:0 24px 50px -28px rgba(0,0,0,.4);}
.about-text h2{font-size:clamp(1.9rem,3.5vw,2.6rem);margin-bottom:20px;}
.about-text p{color:var(--charcoal);margin-bottom:18px;}
.pillars{display:flex;gap:30px;margin-top:28px;flex-wrap:wrap;}
.pillar{flex:1;min-width:150px;}
.pillar .n{font-family:var(--serif);font-size:2rem;color:var(--crimson);font-weight:700;}
.pillar h4{font-size:1.2rem;margin:6px 0 4px;}
.pillar p{font-size:.92rem;color:var(--muted);margin:0;}

/* Services / Segments / cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;}
.card{background:var(--white);border:1px solid var(--line);border-radius:3px;padding:40px 32px;
  transition:.25s ease;}
.card:hover{transform:translateY(-6px);box-shadow:0 22px 40px -26px rgba(0,0,0,.35);border-color:var(--crimson);}
.card .ic{width:52px;height:52px;border-radius:50%;background:var(--sand);display:flex;align-items:center;
  justify-content:center;margin-bottom:20px;}
.card .ic svg{width:26px;height:26px;stroke:var(--crimson);}
.card h3{font-size:1.4rem;margin-bottom:12px;}
.card p{color:var(--muted);font-size:.96rem;}

/* Search homes */
.search{background:var(--ink);color:#fff;text-align:center;}
.search h2{font-size:clamp(2rem,4vw,2.8rem);margin-bottom:16px;}
.search p{color:#cfc7bf;max-width:58ch;margin:0 auto 30px;}
.search-box{display:flex;max-width:560px;margin:0 auto;gap:10px;flex-wrap:wrap;justify-content:center;}
.search-box input{flex:1;min-width:240px;padding:15px 18px;border:none;border-radius:2px;font-size:1rem;font-family:var(--sans);}
.search-note{font-size:.78rem;color:#8d847a;margin-top:18px;}

/* Team */
.team{background:var(--sand);}
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;}
.agent{background:var(--white);border-radius:4px;overflow:hidden;border:1px solid var(--line);
  transition:.25s ease;}
.agent:hover{transform:translateY(-6px);box-shadow:0 22px 44px -26px rgba(0,0,0,.4);}
.agent .photo{aspect-ratio:1/1;background:var(--sand) center/cover;position:relative;}
.agent .photo .ph{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;
  font-family:var(--serif);font-size:3.4rem;color:var(--crimson);background:linear-gradient(135deg,#f3ece4,#e7ddd1);}
.agent .info{padding:24px;}
.agent .info h3{font-size:1.4rem;margin-bottom:2px;}
.agent .role{color:var(--crimson);font-size:.76rem;letter-spacing:1.5px;text-transform:uppercase;
  font-weight:600;margin-bottom:12px;}
.agent .info p{color:var(--muted);font-size:.92rem;margin-bottom:16px;}
.agent .acontact{display:flex;gap:18px;font-size:.84rem;font-weight:500;}
.agent .acontact a{color:var(--charcoal);border-bottom:1px solid var(--line);padding-bottom:2px;}
.agent .acontact a:hover{color:var(--crimson);border-color:var(--crimson);}

/* Join / recruiting */
.join{background:
   linear-gradient(rgba(122,20,20,.94),rgba(122,20,20,.94)),
   url('https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=1600&q=80') center/cover;
   color:#fff;}
.join .sec-head .kicker{color:#f3c9c9;}
.join .sec-head h2,.join .sec-head p{color:#fff;}
.join-feats{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin:46px 0 44px;}
.feat{text-align:center;padding:26px 18px;border:1px solid rgba(255,255,255,.25);border-radius:3px;
  background:rgba(255,255,255,.05);}
.feat h4{font-size:1.5rem;margin-bottom:8px;color:#fff;}
.feat p{font-size:.9rem;color:#f0d9d9;}
.join .center-cta{text-align:center;}

/* Steps (careers page) */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;}
.step{text-align:center;padding:10px;}
.step .num{width:48px;height:48px;border-radius:50%;background:var(--crimson);color:#fff;display:flex;
  align-items:center;justify-content:center;font-family:var(--serif);font-size:1.4rem;font-weight:700;margin:0 auto 16px;}
.step h4{font-size:1.25rem;margin-bottom:8px;}
.step p{color:var(--muted);font-size:.92rem;}

/* Contact */
.contact{background:var(--white);}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start;}
.contact-info h3{font-size:1.7rem;margin-bottom:8px;}
.contact-info p.lead{color:var(--muted);margin-bottom:30px;}
.cinfo-row{display:flex;gap:16px;align-items:flex-start;margin-bottom:24px;}
.cinfo-row .ic{width:44px;height:44px;flex:none;border-radius:50%;background:var(--sand);
  display:flex;align-items:center;justify-content:center;}
.cinfo-row .ic svg{width:20px;height:20px;stroke:var(--crimson);}
.cinfo-row .t{font-size:.74rem;letter-spacing:1.5px;text-transform:uppercase;color:var(--muted);font-weight:600;}
.cinfo-row .v{font-size:1.05rem;font-weight:500;}
.cinfo-row .v a:hover{color:var(--crimson);}
form.contact-form{background:var(--cream);padding:36px;border-radius:4px;border:1px solid var(--line);}
form.contact-form label{display:block;font-size:.74rem;letter-spacing:1px;text-transform:uppercase;
  font-weight:600;color:var(--charcoal);margin:0 0 6px;}
form.contact-form .field{margin-bottom:20px;}
form.contact-form input,form.contact-form textarea,form.contact-form select{
  width:100%;padding:12px 14px;border:1px solid var(--line);border-radius:2px;font-family:var(--sans);
  font-size:.96rem;background:#fff;}
form.contact-form textarea{resize:vertical;min-height:110px;}
form.contact-form button{width:100%;}

/* Footer */
footer.site{background:var(--ink);color:#d8d0c7;padding:64px 0 30px;}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;margin-bottom:44px;}
.foot-brand .bname{font-family:var(--serif);font-size:1.4rem;font-weight:700;letter-spacing:2px;
  text-transform:uppercase;color:#fff;}
.foot-brand .bname small{display:block;font-family:var(--sans);font-size:.6rem;letter-spacing:3px;
  color:var(--crimson);font-weight:600;margin-top:4px;}
.foot-brand p{margin-top:16px;font-size:.92rem;max-width:38ch;color:#a89f95;}
.foot-col h4{color:#fff;font-family:var(--sans);font-size:.78rem;letter-spacing:1.5px;text-transform:uppercase;
  margin-bottom:18px;}
.foot-col a{display:block;font-size:.92rem;margin-bottom:10px;color:#bdb4aa;}
.foot-col a:hover{color:#fff;}
.foot-bottom{border-top:1px solid #3a3530;padding-top:24px;display:flex;justify-content:space-between;
  flex-wrap:wrap;gap:10px;font-size:.8rem;color:#8d847a;}
.foot-bottom .legal{max-width:70ch;}

/* Responsive */
@media(max-width:880px){
  nav.links{display:none;position:absolute;top:74px;left:0;right:0;flex-direction:column;
    background:var(--cream);border-bottom:1px solid var(--line);padding:18px 24px;gap:6px;}
  nav.links.open{display:flex;}
  nav.links a{padding:10px 0;width:100%;}
  .nav-cta{margin-top:8px;}
  .menu-btn{display:block;}
  .about-grid,.contact-grid{grid-template-columns:1fr;gap:34px;}
  .cards,.team-grid,.join-feats,.steps{grid-template-columns:1fr;}
  .foot-grid{grid-template-columns:1fr;gap:30px;}
  section{padding:64px 0;}
}
@media(min-width:881px) and (max-width:1024px){
  .cards,.team-grid,.join-feats{grid-template-columns:repeat(2,1fr);}
  .steps{grid-template-columns:repeat(2,1fr);}
}

/* ---------- Smart contact form ---------- */
.seg{display:flex;gap:10px;flex-wrap:wrap;}
.seg-btn{flex:1;min-width:150px;padding:13px 16px;border:1.5px solid var(--line);background:#fff;border-radius:2px;
  font-family:var(--sans);font-size:.9rem;font-weight:600;color:var(--charcoal);cursor:pointer;transition:.2s ease;}
.seg-btn:hover{border-color:var(--crimson);color:var(--crimson);}
.seg-btn.active{background:var(--crimson);border-color:var(--crimson);color:#fff;}
.req{color:var(--crimson);}
.hp-field{position:absolute !important;left:-9999px !important;width:1px;height:1px;opacity:0;}
.form-status{margin-top:14px;font-size:.92rem;font-weight:500;display:none;padding:12px 14px;border-radius:2px;}
.form-status.ok{display:block;background:#eef6ee;color:#1f6b2e;border:1px solid #cfe6cf;}
.form-status.err{display:block;background:#fbeaea;color:#9B1B1B;border:1px solid #efc9c9;}
form.contact-form button[disabled]{opacity:.6;cursor:default;}
.branch-note{font-size:.82rem;color:var(--muted);margin:-4px 0 18px;}

/* Agent headshots */
.agent .photo img{width:100%;height:100%;object-fit:cover;object-position:center top;display:block;}

/* ---------- Even agent cards + scalable team grids ---------- */
.agent{display:flex;flex-direction:column;}
.agent .photo{flex:none;}
.agent .info{display:flex;flex-direction:column;flex:1;}
.agent .acontact{margin-top:auto;padding-top:6px;}
/* Featured (home) grid: clamp bios so cards stay even */
.team-grid.featured .agent .info p{display:-webkit-box;-webkit-line-clamp:5;-webkit-box-orient:vertical;overflow:hidden;}
/* Full team page: flow into as many rows as needed */
.team-grid.all{grid-template-columns:repeat(auto-fill,minmax(290px,1fr));}
.team-cta{text-align:center;margin-top:48px;}

/* ---------- Clickable featured cards -> full bio on team page ---------- */
.team-grid.featured .agent{position:relative;cursor:pointer;}
.team-grid.featured .card-link{position:absolute;inset:0;z-index:1;}
.team-grid.featured .agent .acontact{position:relative;z-index:2;}
.team-grid.featured .agent:hover h3{color:var(--crimson);}
.bio-cue{color:var(--crimson);font-weight:600;font-size:.82rem;letter-spacing:.3px;margin-bottom:14px;}
/* Anchor offset so the sticky header doesn't cover the targeted bio */
.team-grid.all .agent[id]{scroll-margin-top:100px;}
.team-grid.all .agent:target{box-shadow:0 0 0 2px var(--crimson),0 22px 44px -26px rgba(0,0,0,.4);}

/* ---------- Embedded IDX search page ---------- */
.idx-bar{background:var(--ink);color:#fff;text-align:center;padding:13px 24px;font-size:.9rem;}
.idx-bar a{color:#f1c9c9;font-weight:600;border-bottom:1px solid rgba(241,201,201,.45);}
.idx-bar a:hover{color:#fff;border-color:#fff;}
.idx-frame-wrap{width:100%;background:var(--sand);}
#idxFrame{width:100%;height:calc(100vh - 74px - 48px);min-height:620px;border:0;display:block;}

/* ---------- Search placeholder + MLS compliance ---------- */
.search-ph{background:var(--sand);text-align:center;}
.search-ph .panel{max-width:680px;margin:0 auto;}
.search-ph .badge{display:inline-block;background:var(--crimson);color:#fff;font-size:.7rem;letter-spacing:2px;
  text-transform:uppercase;font-weight:600;padding:7px 16px;border-radius:2px;margin-bottom:24px;}
.search-ph h2{font-size:clamp(1.9rem,4vw,2.6rem);margin-bottom:16px;}
.search-ph p{color:var(--muted);font-size:1.05rem;margin-bottom:30px;}
.search-ph .actions{display:flex;gap:14px;justify-content:center;flex-wrap:wrap;}
.idx-disclaimer{background:var(--cream);border-top:1px solid var(--line);padding:28px 24px;}
.idx-disclaimer .wrap{max-width:var(--max);margin:0 auto;}
.idx-disclaimer p{font-size:.72rem;line-height:1.6;color:var(--muted);margin-bottom:8px;}
.idx-disclaimer .idx-logos{display:flex;align-items:center;gap:14px;margin-bottom:14px;}
.idx-disclaimer .idx-eho{font-size:1.4rem;}

/* ---------- Branded listings gallery ---------- */
.listings-wrap{background:var(--sand);padding:50px 0 80px;}
.listings-toolbar{display:flex;gap:12px;flex-wrap:wrap;align-items:center;justify-content:space-between;
  margin-bottom:30px;}
.listings-toolbar .lt-left{display:flex;gap:10px;flex-wrap:wrap;align-items:center;}
.listings-toolbar input,.listings-toolbar select{padding:11px 14px;border:1px solid var(--line);border-radius:2px;
  font-family:var(--sans);font-size:.92rem;background:#fff;}
.listings-toolbar input{min-width:230px;}
.listings-count{font-size:.85rem;color:var(--muted);font-weight:500;}
.listings-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:26px;}
.listing{background:var(--white);border:1px solid var(--line);border-radius:4px;overflow:hidden;
  transition:.25s ease;display:flex;flex-direction:column;}
.listing:hover{transform:translateY(-5px);box-shadow:0 22px 44px -26px rgba(0,0,0,.4);}
.listing-media{aspect-ratio:3/2;background:linear-gradient(135deg,#f3ece4,#e7ddd1) center/cover no-repeat;
  position:relative;}
.listing-status{position:absolute;top:12px;left:12px;background:var(--crimson);color:#fff;font-size:.66rem;
  letter-spacing:1.2px;text-transform:uppercase;font-weight:600;padding:5px 11px;border-radius:2px;}
.listing-price{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(transparent,rgba(20,16,14,.78));
  color:#fff;font-family:var(--serif);font-size:1.5rem;font-weight:700;padding:26px 16px 12px;}
.listing-body{padding:18px 20px 20px;display:flex;flex-direction:column;flex:1;}
.listing-addr{font-size:1.18rem;margin-bottom:2px;}
.listing-city{font-size:.86rem;color:var(--muted);margin-bottom:12px;}
.listing-specs{font-size:.9rem;color:var(--charcoal);font-weight:500;
  border-top:1px solid var(--line);padding-top:12px;margin-top:auto;}
.listing-courtesy{font-size:.68rem;color:var(--muted);margin-top:10px;font-style:italic;}
.listings-empty{text-align:center;max-width:560px;margin:30px auto;background:var(--white);
  border:1px solid var(--line);border-radius:4px;padding:54px 36px;}
.listings-empty .badge{display:inline-block;background:var(--crimson);color:#fff;font-size:.7rem;letter-spacing:2px;
  text-transform:uppercase;font-weight:600;padding:7px 16px;border-radius:2px;margin-bottom:22px;}
.listings-empty h3{font-size:1.7rem;margin-bottom:12px;}
.listings-empty p{color:var(--muted);margin-bottom:26px;}
.sample-banner{background:#fff7ed;border:1px solid #f0d8b8;color:#8a5a1a;font-size:.82rem;
  padding:12px 16px;border-radius:3px;margin-bottom:24px;text-align:center;}
.idx-disclaimer{background:var(--cream);border-top:1px solid var(--line);padding:28px 24px;}
.idx-disclaimer .wrap{max-width:var(--max);margin:0 auto;}
.idx-disclaimer p{font-size:.72rem;line-height:1.6;color:var(--muted);margin-bottom:8px;}
.idx-disclaimer .idx-head{display:flex;align-items:center;gap:12px;margin-bottom:12px;font-weight:600;
  color:var(--charcoal);font-size:.8rem;}
.idx-disclaimer .eho{font-size:1.5rem;line-height:1;}
@media(max-width:600px){.listings-toolbar input{min-width:100%;}}

/* ---------- Form consent / legal ---------- */
.form-consent{font-size:.72rem;color:var(--muted);line-height:1.5;margin:-2px 0 16px;}